Loading...
HomeMy WebLinkAboutSettlement Bridge Subdivision No. 4 FP-05-081 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF CAPITAL DEVELOPMENT, INC., FOR FINAL PLAT APPROVAL OF 30 SINGLE- FAMILY RESIDENTIAL BUIDLING LOTS AND 1 COMMON AREA LOT ON 4.99 ACRES IN AN R-8 ZONE LOCATED ON THE SOUTHEAST CORNER OF NORTH LOCUST GROVE ROAD AND EAST MCMILLAN ROAD IN THE N Yz OF THE NW ~ OF T. 4N., R. IE., SECTION 32 C/C January 17, 2006 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-05-081 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Unified Development Code 11-6B-3 on January 17, 2006, and the Council finding that the Administrative Review is complete from Sonya Watters; Assistant City Planner for the Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: January 17, 2006, to the Mayor and Council, and the Council having considered the requirements ofthe preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of "PLA T SHOWING SETTLEMENT BRIDGE SUBDIVISION NO. 4, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.4 / (FP-O5-081) Page 1 of 3 HANDWRITTEN DA TE: 12/7/05, SHEET 1 OF 4, ENGINEERING NORTHWEST, LLC", CAPITAL DEVELOPMENT, INc., Developer, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Sonya Watters, Assistant City Planner for the Planning and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: January 17, 2006, listing 16 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 13 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 4 pages, and by this reference incorporated herein, and the response letter from Engineering Northwest, LLC, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of2 pages, and by this reference incorporated herein, and the response letter from Capital Development, Inc., a true and correct copy of which is attached hereto marked Exhibit "C", and by this reference incorporated herein. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 1. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO. 4/ (FP-O5-081) Page 2 of 3 AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67 -8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the '11"k day of J1nu a yu ) , 2006. ~/--------------~ By: ........-~ ~ ",IIIIII:UIJI"J.ammy de eerd ,:::-\'\:~ t':f~>_~<;~111 or, City of Meridian ",...~ ~ :ïI~1> - '9,lV~L~ \ W1lham G. Berg, Jr.!J:;;¡;erk õ -, "E :;. , (~ <,; ~ ;::' Copy served upon Applicant, the Pla.àfii~ -" hi"" "j,~~nt, Public Works Department, and City~è,.. ~I-' . ;.'..".< , " ., By: ~AUNl... ,'IDated:~lð City Clerk's Office ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.4 1 (FP-O5-081) Page 3 of 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT ~;;dl~ Hearing Date: January 17,2006 Transmittal Date: January 13,2006 " ~. y " IIJ,\HÜ r- \~ ), \::~(" /- "ô!- ,- Rt"'1"'I- , "'~/ "-. "._,.,,"'.."~..".- "1M1 STAl?F REPORT: TO: Mayor & City Council Sonya Watters, Assistant City Plamler .J!I.tt Michael Cole, Development Services Coordinator (Y\ C FROM: SUBJECT: Settlement Bridge Subdivision No.4 Request for Final Plat Approval of Settlement Bridge Subdivision No.4 Consisting of 30 Single-family Residential Building Lots and 2 Common/other Lots on 9.28 Acres in an R-8 Zone by Capital Development, Inc (File# FP-05- 081) We have reviewed this submittal and offer the following comments and conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Capital Development, Inc., has applied for final plat approval of Settlement Bridge Subdivision No.4, which consists of 30 single-family residential building lots and 2 commonlother lots on 9.28 acres in an R-8 zone. The gross density for this subdivision is 3A4 dwelling units per acre. The net density is 4.12 dwelling units per acre. Settlement Bridge Subdivision No.4 is a subdivision of a previously un-platted parcel of land located in a portion of the north 1/2 of the northwest ~ of section 32, TAN, R.1E. The site is generally located off the southeast comer ofN. Locust Grove Road and E. McMillan Road. A conditional use pennit/planned development was approved for this subdivision that allowed for reductions to the minimum standards for lot size (to 4,031 s.f. for attached lots and 5,250 s.f. for detached lots) and street frontage (to 40 feet for attached lots on straight-away streets and 28 feet for lots on corners/cul-de-sacs, 58 feet for detached lots on straight-away streets and 30 feet for lots on corners/cul- de-sacs, lots sharing common driveways aren't required to have any street frontage); however, none ofthe lots within this phase are below the minimum dimensional standards of the R-8 zone. The final plat shows two less building lots than was approved on the preliminary plat; however, staff has no objection to this change as the applicant is not increasing the number of buildable lots from what was previously approved. A small amount of open space was also eliminated at the rear of Lots 1-4 and Lots 6-8, Block 16. The Planning Director has approved this minor modification. Staff finds that the proposed final plat substantially complies with the approved Preliminary Plat. NOTE: Staff has concerns with ensuring that the overall development is providing the open space required. Therefore, staff has contacted the applicant's engineer and has requested calculations for open space. If the new open space calculations are less than what was previously required with the development agreement/preliminary plat/conditional use pennit, staff will bring this up as an issue at the City Council meeting. Staff recommends approval of Settlement Bridge Subdivision No.4 with the comments and conditions stated in this report. Exhibit "A" FP-O5-081 Settlement Bridge #4 FP.doc PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all tenus of the approved annexation (AZ-03-035), development agreement (Inst. No. 104061807), preliminary plat (PP-03-041), and conditional use pennit (CUP-03-065). 2. The applicant has indicated the pressurized irrigation system in this proposed development is to be owned and operated as a private system. Since it is to be owned and operated by a homeowner's association plans will be reviewed and approved by the Public Works department as a part of the construction plan approval. 3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 4. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be installed around the perimeter of this phase unless pennanent fencing already exists at the subdivision boundary. 5. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 6. Sanitary sewer service to this site is being proposed via extension of mains in a previous phase. The applicant shall install all sewer mains necessary to serve this development. The applicant shall coordinate main size and routing with the Public Works Department. Cover over sanitary sewer mains shall be no less than three feet from finish grade to the top of the pipe. If cover is less than three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the Meridian Public Work's Standard Specifications. 7. Water service to this site is being proposed via extension of mains in a previous phase. The applicant will be responsible to construct all water mains necessary to serve this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard fonns of easements, for any mains that are required to provide service. 8. Remove all buildings that do not meet setbacks established in the Unified Development Code, prior to signature on the final plat by the City Engineer. 9. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. 10. Include the CP&F number for the north 1/16 comer pin common to lots 31/32 on the face of the plat. 11. It appears that the data in the curve table is not accurate, specifically arc lengths of curves C-38, C-40, C-41, and C-42. The applicant shall confmn this information and make any corrections to ensure that the curve data is accurate. 12. The landscape plan, prepared by The Land Group and dated 12/12105, shall be revised as follows: Exhibit "A" FP-O5-081 Settlement Bridge #4 FP .doc PAGE 2 4. 5. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT a. Fencing is required along the two micropaths located on Lot 13, Block 16 leading to the open space area in compliance with UDC 11-3A- 7 A. 7. Show location & detail of proposed fencing on the plan. Include tree class in plant schedule. b. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 13. Revise or add the following note(s) on the face of the plat dated 12/7/05, prepared by Engineering Northwest, LLC., prior to signature on the final plat by the City Engineer: (1.) Revise to read: "All lot lines common to a public right.of-way have a thirteen (13) foot wide public utilities, property drainage & in-igation easement, all lot lines common to the exterior boundary have a ten (10) foot wide public utilities, property drainage & property irrigation easement." Include Lot 30, Block 16 as a common lot. "...in compliance with Title 11 and Title 12 ofthe Meridian City Code..." (4.) (7.) 14. Complete the Certificate of Owners and accompanying acknowledgement. 15. The applicant's professional engineer shall submit a signed stamped statement that the centerline elevations are a minimum of three feet above the highest established normal groundwater elevation. 16. Staffs failure to cite specific ordinance provisions or tenus of the approved annexation, development agreement, preliminary plat, or conditional use permit does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. All irrigation ditches, laterals or canals, exclusive of natural waterways and the North Slough, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11.3A-6. Plans will need to be approved by the appropriate iaigationldrainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternative plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 2. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base shall be approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized iaigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A written certificate of completion shall be prepared by the landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify that all landscape Exhibit "A" FP-O5-081 Settlement Bridge #4 FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. 6. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 7. Any existing domestic wells andlor septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 8. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 12. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 13. Approval of the preliminary plat shall become null and void if the applicant fails to record the final plat within two years of the approval of the preliminary plat per UDC 11-6B-7A. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and confonns substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen months, may be considered for final approval without resubmission for preliminary plat approval per UDC 11-6B- 7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Settlement Bridge Subdivision No.4 with the above stated comments and conditions. Exhibit "A" FP-O5-081 Settlement Bridge #4 FP .doc PAGE 4 En/(ineerink North West, LLC 423 N. Ancestor Place, Suite 180 Boise, Idaho 83704 January 13, 2006 (208) 376-5000 . Fax (20B) 376-5556 Mayor and City COtUlcil City of Meridian 660 E. Watertower, Suite 200 Meridian, ill 83642 Re: File No. FP-05-081 Settlement Bridge No.4 I am writing on behalf of our client, Capital Development, who have indicated to us their acceptance of the conditions of approval as outlined by stafTfor the above referenced. Our response to the City's Site Specific Comments for this project is as follows: -Application Summary & Location 1) Staff has requested a revised calculation of the open space for this project The preliminary plat figures indicated 7.93 acres with the North Slough included and 7.37 acres without the North Slough. As of January 16,2006 the open area calculations are 8.94 acres with the North Slough and 8.38 acres without the North Slough. City of Meridian - Conditions of Approval 1) All terms of the approved annexation (AZ-03-035), development agreement (Inst. No.1 04061807), preliminary plat (PP-O3-041), and conditional use permit (CUP-03-065) have been met. The Settlement Bridge Homeowner's Association will own and maintain the pressure irrigation system within this development. An irrigation well will be continued for use as a secondary source as in phases 1, 2&3. Agree. Agree. Agree, Agree. Agree. An Ada County Street Name Committee "Fina]" letter will be submitted prior to the signing of the final plat. The plat will be revised to go to the Yo. comer instead of the 1/161h comer. A CP&F number will be included for the Y4 comer common to sections 31 & 32. The curve data on the face of the plat has been revised. The landscape plan will be revised as needed and 3 copies wi11 be submitted prior to signing the final plat. Face of plat- Notes Note I has been revised as follows: "All lot lines common to a public right-of- way have a thirteen (13) foot wide public utilities, property drainage & property irrigation easement, all lot lines common to the exterior boundary have a ten (10) foot wide public utilities, property drainage & property irrigation easement unless dimensioned otherwise." 2) 3) 4) 5) 6) 7) 8) 9) 10) 11) 12) 13) Exhibit "]I" 14) 15) Note 4 has been revised to include Lot 30, block 16 as a common lot. Note 7 has been revised to eliminate "and Title 12" from the note. The Certificate of Owners and acknowledgment will be completed prior to signing the final plat. A letter has been submitted with the final plat application concerning centerline to groundwater elevation, , . Agree. 16) General Requirements Xc: I) 2) 3) 4) 5) 6) 7) 8) 9) to) 11) 12) 13) Agree. Agree. A letter of credit will be submitted for those items not already installed or constructed. Agree. Agree. Agree. There are no known wells or septic systems within tlús phase. No engineered backfill is required on this phase of the project. There are no 404 issues with this phase of the development. Agree. Agree. Agree. Agree. Should you have any questions or need anything else feel free to give me a call. hank you, & Jason S. Davies, P.E. Dave Yorgason, Capital Development E.,hihit "H" 2 Jan 17 2006 10:53AM CAPITAL DEVELOPMENT 20e3753271 p.2 11\ CAPITAL ' LU DEvELQPMENT. Inc. January 17,2006 City of Meridian Honorable Mayor. Members of the Çity Council, & Plamùng'Department Staff Re: Settlement Bridge SubdiVisîonNo, 4 To Whom It May Concern: Thank you for the staff report we received regarding Settlement Bridge No.4, We are , submitting this written response to the requirements outlined in the staff report for the public hearing tonight. ' , . ,'. We agree to comply with aU the Site Specific Requirements as outlined in numbers 1.16 with the , following additional com:tnents: . Item #3: We will use_art iriigation well as a ,back up water 'source as we have done ín prior phases , of the subdivision.' ' " , .' Item #5: There are nri existing domestic ,wells or septic syiitems .yV1thin this phase. Item #8: There ate no,ex~sting buildings on ihis property!, SincéreJy, 1) tWL 'tð ~ Dave Vargason Vice Pre~dent 6200 North'Meeker Plqce Boise, Idaho 83713 Office: (208) 377 ~3Q39 Fçvc: (208) 3?S-3271 ,Exhibit "C". ,', " '. " .., , '"